Investor & Multifamily

Your returns are made or lost in the renovation. You underwrite the deal well, but construction is where the money quietly leaks: padded bids, contractors you can't fully vet, change orders that stack up, and schedules that slip while your carrying costs run. On a smaller project you can't justify a full time construction manager, so all of it lands on you, on top of every other deal you're running.

That's where we come in. We're your owner's-side construction team, working only for you and never taking a dollar from contractors. Whether you want the contractor process handled before the work starts or an expert watching the build the whole way through, we protect your budget, your timeline, and your returns.

Schedule Your Project Discovery Call

Service 1: Full-Service Project Planning & Contractor Coordination

We handle the contractors for you, from sourcing through a signed agreement. You get comparable bids, a hard-negotiated price, and a contractor worth trusting, without making a single cold call or refereeing a bidding war yourself.

Planning & Budget Foundation

Before we contact a single contractor, we lock down the scope and the number so the project starts on solid footing and matches what you underwrote.

What's Included:

  • Existing-conditions review of the property

  • A realistic renovation budget and the major cost drivers

  • Scope defined for clean, comparable bidding

  • Permit and municipality guidance

  • Value engineering to protect margin without cutting the corners that matter

Result: You go into bidding on a scope and budget that hold up, not a hopeful placeholder.

Contractor Sourcing, Bidding & Site Visits

We find qualified contractors suited to your project, put them all on the same scope, and run the entire bidding process so the quotes actually compare.

What's Included:

  • Identifying and vetting contractors, including public license and standing checks

  • Requesting bids on one consistent scope for apples to apples comparison

  • Coordinating and, when useful, attending site visits

  • Managing the back and forth and keeping bids on schedule

Result: You receive comparable bids from contractors worth your time, with none of the coordination burden.

Negotiation & Recommendation

This is where the fee pays for itself. We negotiate on your behalf, then hand you a clear recommendation and a summary of exactly what the negotiation returned.

What's Included:

  • Negotiating price, scope, allowances, and terms in your favor

  • Closing scope gaps and clarifying exclusions before you sign

  • Side-by-side comparison of the final bids with a clear recommendation

  • Review of the selected contractor's agreement from a construction standpoint

  • A negotiated-savings summary so you see what we returned

Result: You sign the bid that's complete and fairly priced, with an expert who negotiated it on your side.

Contract review is for informational purposes only and is not legal advice. Savings vary by project and can't be guaranteed.

Service 2: Owner's Rep

Once the work starts, we're your eyes on the build. We track budget and schedule, review every change order and pay application before you approve it, and keep the whole project organized in a clean dashboard, so you always know where your money and your timeline stand without living on the jobsite.

Budget, Schedule & Progress Tracking

We measure real progress and real spend against the plan, so overruns and delays surface while you can still act on them.

What's Included:

  • Project status tracked against milestones

  • Budget and schedule tracking with early warning on drift

  • On-site progress reviews when appropriate, with photo and note documentation

Result: You see budget and schedule trouble coming, not after it's already cost you.

Change Order & Pay Application Review

The two places investor money leaks most. We check each one against the work actually in place before a dollar goes out.

What's Included:

  • Review of every change order for scope, pricing, and necessity

  • Review of pay applications and draw requests against observed progress

  • Clear approve, question, or reject guidance with the reasoning

  • Documentation of every approved change for your records

Result: You only pay for work that's real, priced right, and yours to cover.

Reporting, Risk Logs & Closeout

Nothing falls through the cracks. We log decisions, action items, and open risks, send you clean regular updates, and drive the punch list and closeout to done.

What's Included:

  • Decision, action item, and risk logs

  • Regular owner update summaries and site visit recaps

  • Punch list and closeout tracking through completion

Result: One organized record from groundbreaking to closeout.

Your Owner's Rep Dashboard

Everything we track rolls up into a clean dashboard, so you always know exactly where the project stands at a glance.

What's Included:

  • Budget vs actual and upcoming schedule milestones

  • Open change orders and their cost impact

  • Pay application review summaries

  • Risk and issue log, punch list, and closeout checklist

Result: One clear view of the project, so you manage by exception and put your time back into the next deal.

As your owner's representative, PMHP provides advisory and organizational support only. We don't act as your general contractor, direct construction means and methods, supervise jobsite safety, or provide labor or materials. The contractor remains fully responsible for the work.

Per Deal or Across Your Pipeline

Most investors start us on a single project to see the work firsthand. Investors with a steady pipeline put us on retainer across every deal, so they've got the same owner's-side eyes on all of it. Either service can be engaged per project or rolled into an ongoing retainer.

Result: Start on one deal, then scale us up to the whole pipeline when you're ready.

Boundaries

PMHP is an owner's-side construction advisory service. We are not a general contractor and do not perform construction work. We are not financial, investment, tax, or legal advisors, and we do not advise on whether to buy, how to finance, or what a property is worth. Our role is the construction side: protecting your budget, scope, and schedule so the numbers you underwrote actually hold. We take no money from contractors, ever, so our only incentive is protecting yours.

Frequently Asked Questions

  • No. Never. We're paid only by you. That's what lets us tell you the truth about a bid, a change order, or a contractor with no conflict of interest.

  • Yes. Small multifamily and small to mid residential portfolios are a core focus. The renovation risks are the same, just repeated across more units, which is exactly where owner's-side oversight pays for itself.

  • Yes. The planning and budget work in the first service gives you a construction budget you can trust for underwriting. We don't advise on the deal, the financing, or the price. That part stays yours.

  • No. We represent you, the owner. The contractor stays fully responsible for the work, their methods, and jobsite safety. We provide oversight, review, and documentation on your behalf.

  • Per project or on an ongoing retainer, depending on how you want to work with us. After a complimentary Project Discovery Call, we provide a personalized proposal with clear pricing before any work begins.

Ready to Protect Your Next Deal?

The returns you underwrote are decided in the build: the bids you sign, the change orders you approve, and the schedule you hold. Most investors carry all of it alone, on top of everything else.

Put an experienced construction expert on your side of the table, working only for you, and turn the renovation from your biggest source of risk into a part of the deal you actually control.

Schedule your Project Discovery Call today.